New 15.5% fee for hosts using property management software

[Lloyd134]

I just spent an hour arguing with an Airbnb representative about the new 15.5% host fee and how it is supposed to be the ONLY service charge that a guest will pay as of October 27th, 2025. 

It is my understanding that as of October 27th, 2025, the host pays a 15.5% fee, and the guest pays nothing. Here is an excerpt from the email Airbnb sent out:

On October 27, hosts who manage prices using property management or channel management software will switch to a single fee, where hosts set the price guests see and pay. Knowing what your guests pay makes it easier to price competitively.

• Split fee: Today, a 3% host fee is deducted from your price to calculate your payout.* In addition, guests pay a 14.1% to 16.5% service fee on top of your price. For example, if you set your price at $100 USD, you earn $97 and your guests pay about $115.
• Single fee: On October 27, a 15.5% service fee will be deducted from your price to calculate your payout. This single fee is based on Airbnb’s global average service fees, which are currently split between hosts and guests. For example, if you adjust your price to $115 to account for the single fee, you’ll earn $97.18 and your guests will pay $115.

Here's what I found when i anonymously tried booking our listing for 2 nights.

Our base rate is $150.00. Multiply that by 15.5% and it is $173.25 X 2 nights          $346.50

Our cleaning fee is $125.00. Airbnb didn't add the 15.5% for the cleaning fee.     $125.00

                                                                                                                                                   Total:    $471.50

When I looked at the pricing breakdown of the booking, there was an additional $66.49  (copied & pasted below)

Price breakdown

2 nights · Nov 14 – 16 $471.00

Airbnb service fee $66.49

Taxes $29.20

Total $566.69

Why is Airbnb charging an additional 14% guest fee of $66.49 on top of the 15.5% host fee? That is nearly 30% in fees? (see screenshot of price breakdown)

It is my understanding there is only supposed to be ONE fee ($15.5%) paid by the host only and no guest fee.

[Joan2709]

@Lloyd134 

What PMS are you using?

It may take Airbnb several days to make the necessary changes on listings using a PMS to the new 15.5% Host only fee.

You will need to increase your markup in the PMS to 18.34% and multiply any addl fees like cleaning fees, pet fees by 1.1834 in order to keep your same net payouts after the change.

I would give it 24-48hrs and check again.

[Lloyd134]

Why multiply by 18.34%? What am I missing? Why isn't multiplying by 15.5% enough to get the same payout?

[Joan2709 · Accepted solution]

@Lloyd134 

Here is an explanation from PriceLabs....

https://hello.pricelabs.co/airbnb-host-fee-update/#:~:text=in%20your%20browser.-,1.,is%20the%20most%...

[Shelley159]

Hi @Lloyd134 

The confusion just comes in because the amount differs when the percentage is applied to what the host gets out, as opposed to what the guest pays.

If the guest pays $100, Airbnb gets $15.50 and you get $84.50. The $15.50 is 18.34% of your payout of $84.50.

So basically you'd have to charge 18.34% on top of what you'd like to get out (previously you were already paying a 3% hosting fee, so rather calculate the 18.34% on top of the amount you'd actually like to get out).

[Lloyd134]

THANK YOU for the clarification. I appreciate your help.

[Lloyd134]

BTW  I'm using Lodgify for PMS.

[Ryan741]

Hi @Lloyd134 

I am having the exact same problem.   We raised our rates on 10/27 according to the email sent by AirBNB to accomodate for the Host single fee change.  We use a PMS as well. 

However, when I run test a reservation as a guest, it still shows a AirBNB Guest fee - same as your screenshot. 

Are other experiencing this?

AirBNB  - please advise.